In recent years, especially post-pandemic, we’ve seen a steady increase in the use of desk-based valuations (DBVs) by lenders, investors, and some property buyers. This approach — where a property’s value is assessed without a physical inspection — is fast, low-cost, and increasingly common across the UK.
But while speed and convenience are appealing, DBVs come with real limitations. As RICS-accredited surveyors, our role is to help clients understand both the opportunities and the risks — especially when buying or selling in diverse local markets like Lancaster, Morecambe, and the surrounding areas.
Also referred to as a remote or desktop valuation, a DBV uses publicly available data (e.g. previous sale prices, EPC records, floorplans, planning history, market comparables) to form a professional opinion of value — without visiting the property in person.
It’s often used:
For some lenders, especially with standard buy-to-let flats or recent builds, this approach can feel like a smart shortcut.
But for buyers or sellers relying solely on a DBV, there are serious limitations:
In short: it’s useful, but not foolproof — and should never be a substitute for a physical inspection when making high-value decisions.
A full RICS Level 2 or Level 3 survey gives a far deeper understanding of a property's condition, risks, and potential costs. It can uncover issues that a DBV would completely overlook — from hidden structural concerns to poor insulation, ageing boilers, or pest damage.
Especially in older properties across Lancaster and surrounding towns, no two homes are the same — and valuation accuracy depends on boots on the ground, not just data on a screen.
At Fisher Wrathall Surveyors, we regularly assist clients who’ve had conflicting experiences with DBVs. In many cases, buyers believed they were getting a sound deal — only to uncover issues after exchange.
If you’re relying on a desk-based valuation:
- Ask for clarification on the data sources used
- Pair it with at least a Level 2 Homebuyer Survey
- Get local, RICS-accredited advice — not just automated reports
Whether you're buying, selling, or refinancing in Lancaster, Morecambe, or further afield, we’re here to give you a grounded, professional view of what your property is really worth — with no guesswork.
📞 Get in touch to book a survey or valuation, or speak to one of our RICS-qualified experts for advice.